Bob Flynn @flynn_bob Twitter profile | Pikagi

Pikagi

Bob Flynn

@flynn_bob

7,810

Followers

2,100

Following

1,100

Media

13,224

Statuses

Real Estate Hard Money Lending | 1st Generation CRE| CA BRE #01888771 Free Hard Money eBook

https://t.co/BjNKZJeV4g

Joined May 2012

Don't wanna be here? Send us removal request.

Pinned Tweet

@flynn_bob

Bob Flynn

2 years

My most popular tweets on real estate: 🔸Hard Money Lending 🔸Making loans secured by Real Estate tax-deferred or tax-free 🔸Portfolio Construction 🔸Interest Rate Volatility 🔸Financial & Real Options in real estate 🔸What I've learned as a Principal Thread of Threads 👇👇

4

9

95

Last Seen Profiles

@noskusi

@TuyenPham1981

@SCP005

@PilarGomezA14

@mosbei95

@Escape_whimsy

@shemale_febby

@miina3348915723

@_vanswan

@pearljeli

@BigFoot81074445

@usi5638

@jeannie_mcn

@BaylorBennett

@SleepyVentus

@ELE_Network

@xngshncisu60546

@andreamer

@mai_ff7

@1Eminence

@ewanventers

@HughJassole8

@jandakembangstw

@Pabliacc10

@GreenlandMovie

@ja_antifa

@jeannie_mcn

@stw_pdg

@IowaHawkGuy

@Flowerlikinga

@namo54087423475

@ethanprice

@ja_antifa

@AlexZoldyck0

@___anbee

@LadyPurpleHoops

@flynn_bob

Bob Flynn

11 months

@ShitBsbPlyrsSay One of my brothers was a little league ump at age 15-16 Our town was pretty full of successful (mostly dads) that weren’t used to being told what to do by anyone, certainly not a kid If a coach would scream at him/act up, he’d approach the dugout, calmly ask “hey coach, do you

13

16

1K

@flynn_bob

Bob Flynn

10 months

@moseskagan @meanunclejack His take is so outlandish, I’m struggling to believe it’s real As you know, Truman literally had a sign on his desk that said “the buck stops here” He made and then lived with hard decisions that would cripple the average person

3

10

716

@flynn_bob

Bob Flynn

2 years

SFR offer writing 101: Just got an offer for $500K on a property where I’m asking $550K I look at the pre-approval letter. It’s for up to $565K When buying, insist that your lender adjust pre-approval letters to match your offers. Don’t show all your cards.

36

12

432

@flynn_bob

Bob Flynn

3 years

@theSamParr Think it’s more useful to focus on the median net worth by age as Bezos, @theSamParr & Gates are skewing up the numbers As reported:

Tweet media one

12

18

294

@flynn_bob

Bob Flynn

2 years

This is bananas. If you believe that capitalism works & you want to fix the housing supply problem: open our borders Not just for PHDs etc. For the tired & for the poor

@johnburnsjbrec

John Burns

@johnburnsjbrec

2 years

Here is what the lack of construction labor looks like at 11am on a Monday in Phoenix.

22

29

186

28

18

219

@flynn_bob

Bob Flynn

3 years

HARD MONEY MONDAY Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate What’s the one thing I’d change about Hard Money Lending if I could? I’d lend tax free Guess what? Here’s how to do it...👇👇👇 1/13

8

70

198

@flynn_bob

Bob Flynn

6 months

@shawngorham FWIW, I’ve always gone with hardwood. Some guys splash money towards charities. This is how I make my last stand

6

0

199

@flynn_bob

Bob Flynn

11 months

@fortworthchris @TikTokInvestors Full service scammer. The police didn’t even have to tape his confession as he took care of that

1

0

194

@flynn_bob

Bob Flynn

2 years

Advice to well educated up & coming “northern” CRE investors Over time you’ll meet deal guys from what you’d call “the South” They’ll talk simple They’ll enjoy simple things Mistake them for simpletons at your peril They know what they own cold & will scalp you with a smile

17

7

189

@flynn_bob

Bob Flynn

1 year

@JoeCassandra Exactly. People misunderstand WHY most people sell when they say “we’re never moving” Throw death, divorce and disease in the mix (unfortunately) as well Motivated sellers aren’t the same species as unmotivated ones

7

1

155

@flynn_bob

Bob Flynn

9 months

@RampCapitalLLC Supporting Ukraine is in our national interest

21

1

151

@flynn_bob

Bob Flynn

3 years

HARD MONEY MONDAY Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Loan to Values & Loan Rates impact the Risks & Returns of Hard Money Loans Want to better understand the relationship between Interest Rates & Loan to Values? 👇👇👇 1/9

5

26

148

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders (HMLs) make high-interest-rate (8-12%) loans secured by real estate Would you listen to a podcast where I interview different HMLs from around the country? If so please Retweet this & help me name the Pod in the poll below... 👇👇👇 1/3

14

16

140

@flynn_bob

Bob Flynn

2 years

Tell me your business is predicated on screwing over your customers w/out saying it: THIS AGREEMENT SHALL AUTOMATICALLY RENEW FOR SUCCESSIVE 36 MONTH TERMS UNLESS EITHER PARTY GIVES WRITTEN NOTICE OF TERMINATION TO THE OTHER AT LEAST 60 DAYS BEFORE THE END OF THE THEN CURRENT...

20

2

121

@flynn_bob

Bob Flynn

9 months

@thatchthoughts @RampCapitalLLC Choosing one vs the other is a false choice

2

0

115

@flynn_bob

Bob Flynn

2 years

A dirty little secret in real estate… intangible—not real—assets, often drive supernormal profits 🔸 views 🔸 zoning 🔸 location 🔸 captive tenants

11

11

110

@flynn_bob

Bob Flynn

10 months

@DadInvest @ElijahSchaffer @GreenMonsterah Or a bad government

1

1

104

@flynn_bob

Bob Flynn

2 years

So you wanna be a landlord…

Tweet media one

27

4

106

@flynn_bob

Bob Flynn

7 months

In 2010 I was laid off from my acquisitions role at a San Diego firm I had to shift to doing small resi deals locally. But I needed to find someone with local experience. At maybe the 50th open house I popped into, I met a realtor who was unlike any one else I’d met Turns out

3

4

99

@flynn_bob

Bob Flynn

1 year

@SouthwestAir A suggestion: omit the “upon request” fine print. Just reimburse customers if you’re interested in rebuilding the Southwest brand

1

0

93

@flynn_bob

Bob Flynn

11 months

@phi_ci @ADeermount @unusual_whales

0

0

85

@flynn_bob

Bob Flynn

1 year

Periodic reminder: if your a bit late for an appointment, 80% of the people barely cares, but your dead to 20% of people

10

5

87

@flynn_bob

Bob Flynn

11 months

@fortworthchris Soft Landing, my neighbor gets foreclosed Hard Landing, I get foreclosed

6

3

81

@flynn_bob

Bob Flynn

2 years

Which real estate asset class has the highest tenant retention rates?

73

4

80

@flynn_bob

Bob Flynn

3 years

HARD MONEY MONDAY Want to understand how Hard Money Loans are made? Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Previously on #hardmoneymonday , I discussed Drawing Lender’s Instructions Today I’ll discuss Funding & Closing 👇👇👇 1/14

3

8

71

@flynn_bob

Bob Flynn

2 years

Tweet to my past self Abandon your ego when speaking with professionals: engineers, lawyers, architects etc Don’t try to sound like/impress them—at best you’ll sound sophomoric, at worst you’ll muddle your message Speak simply. Bring the conversation down to first principles

8

8

72

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate I can divide these private lenders into two categories, relationship lenders & loan-to-own investors What's the difference between these two lender types? 👇👇👇 1/8

4

7

70

@flynn_bob

Bob Flynn

1 year

@constantraise Dennis Felix wealth scale might help drive the point home

Tweet media one

6

3

67

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders (HMLs) make high-interest-rate (8-12%) loans secured by real estate Today’s a special day–Valentine’s Day So I feel like it’s only right to talk about…foreclosure (didn’t see that coming did you?) 1/12

4

3

65

@flynn_bob

Bob Flynn

3 years

HARD MONEY MONDAY Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate We last discussed the Flynntrest Rate (Interest Rate ÷ LTV) as a proxy for risk-adjusted returns It combats our tendency to reach for yield & to ignore creeping LTVs 1/10

1

15

62

@flynn_bob

Bob Flynn

10 months

@jasondotnews Life insurance actuaries panning for new underwriting data

1

2

63

@flynn_bob

Bob Flynn

11 months

@ZacharyMietzner @ShitBsbPlyrsSay They’d never see it coming

0

0

63

@flynn_bob

Bob Flynn

2 years

I remember the first few apartments I rented and the pride I put into leaving each one spotless upon move-out As a landlord, every few days I get a reminder that not everyone shares those values

Tweet media one

11

0

60

@flynn_bob

Bob Flynn

3 years

HARD MONEY MONDAY Want to understand how Hard Money Loans are made? Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Previously on #HardMoneyMonday , I discussed Comping Loan Collateral Today I’ll discuss Loan Structuring & Commitment 👇👇👇 1/11

4

8

61

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders (HMLs) make high-interest-rate (8-12%) loans secured by real estate Today I’ll review a bread & butter loan, a light to medium SFR Fix & Flip loan #hardmoneymonday 1/8

Tweet media one

Tweet media two

3

5

59

@flynn_bob

Bob Flynn

2 years

@xruiztru This guy has nerves of steel

1

0

56

@flynn_bob

Bob Flynn

1 year

Most follow me for CRE content but I must ask for your help My cousin Bruce is missing. He’s a reliable/kind man—you can mark your calendar that you’ll get his Xmas card the day after Thanksgiving Have any info? Call State Police 508-790-5799 or Provincetown Police 508-488-1212

@wbz

WBZ | CBS News Boston

1 year

Search for Bruce Crowley, missing man last seen in Provincetown for New Year's, is still active

1

7

5

9

24

54

@flynn_bob

Bob Flynn

2 years

When I was a boy, my family would rent a place on Cape Cod each summer Today we’d say the LL was an STR owner, but there’s nothing new under the sun AirBnB will skim true economic profit from the STR owner & introduces platform risk that short term rental LLs of old never faced

24

2

52

@flynn_bob

Bob Flynn

1 year

@MichaelWarbur17 Murder She Avoided

1

0

54

@flynn_bob

Bob Flynn

2 years

Reading anything interesting this weekend? I’m finally starting Skyscraper Dreams h/t @moseskagan for the recommendation

Tweet media one

4

1

54

@flynn_bob

Bob Flynn

2 years

RETwit has a culture Low LTVs as “the way” is part & parcel of it But a 50% multifamily LTV in San Diego might be at 1.2X debt service coverage ratio (DSCR) while a 65% one in Columbus could be 1.35X DSCR For cash flowing assets measuring what matters must include DSCR

5

2

52

@flynn_bob

Bob Flynn

2 years

@SullyBusiness I use Adobe. I need to edit PDFs sometimes anyway so two birds with one stone

0

0

53

@flynn_bob

Bob Flynn

1 month

@rohindhar About 17% liars in the group

4

0

52

@flynn_bob

Bob Flynn

2 years

Hanging out with my wife, listening to Otis Redding Dock of the Bay comes on At the end of the song he whistles. Who whistles at the end of a song? I look it up. Redding died three days after recording the track at age 26 & never completed Dock of the Bay I’m still shocked

8

4

52

@flynn_bob

Bob Flynn

6 months

@SBA_Matthias “Look we promised organic fertilizer and we delivered”

1

0

51

@flynn_bob

Bob Flynn

2 years

Every Press Release from promotional real estate GPs: "Gotta love real estate's cash flow." 🚩🚩🚩 Reality: the REAL money in real estate is made via: 🔷Capital Gains--un/realized 🔷Tax Shields

6

2

50

@flynn_bob

Bob Flynn

1 year

@FOXSoccer This goal was 99% Messi

1

0

46

@flynn_bob

Bob Flynn

2 years

Just paid a leak detection company $299 to find a water main leak source These guys must be minting money & I’ve never been so happy to spend it

9

2

51

@flynn_bob

Bob Flynn

2 years

Inconvenient truth. Class C multifamily has a higher percent of capex required per dollar of gross collected rent than Class A/B This reality impacts quality of life for tenants & investment returns for many Class C owners

7

2

49

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders (HMLs) make high-interest-rate (8-12%) loans secured by real estate One reason borrowers turn to HMLs is their ability to structure win-win deals with minimal red tape. Today, we’ll look at Probate Loans ⬇️⬇️⬇️ 1/11

2

3

48

@flynn_bob

Bob Flynn

2 years

For small investors, we’re on the cusp of a golden age for creative real estate deal making

6

3

48

@flynn_bob

Bob Flynn

2 years

I still think about this tweet. It tells you so much about California

@CAgovernor

California Governor

2 years

Permits have been approved for 9 reindeer to land in California tonight. Christmas is a GO! 🎅🦌

1K

157

1K

2

2

48

@flynn_bob

Bob Flynn

6 months

@innoc_bystander Ok I’ll bite what’s the difference?

2

0

48

@flynn_bob

Bob Flynn

2 years

@TheRealEstateG6 Act II of the play, tells eviction judge he’s done a lot of work for you and you verbally said his work constituted payment for back rent Seen this play before

1

0

45

@flynn_bob

Bob Flynn

2 years

@MichaelAlbaum I’d say. “It looks like you got a bad appraisal. It happens and it’s a bummer. I’m firm on my price here. Take the night to think about if you want to move forward or not. I’ll understand either way.”

3

0

45

@flynn_bob

Bob Flynn

1 year

Date night with my girl! Wish you all a great weekend

Tweet media one

2

0

46

@flynn_bob

Bob Flynn

11 months

@TyronMcDaniel Co-sign. Land is at least 10x more complicated than buying an existing structure Even buying and building on a simple lot requires a good understanding of easements, covenants, utility requirements, topo etc

2

1

46

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Want to understand how Hard Money Loans are made? Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Lending money on assets being renovated can be low risk, but you have to touch 1st, 2nd & 3rd Let's check out an example.. 1/8

3

7

43

@flynn_bob

Bob Flynn

11 months

Buying, renovating & selling a house means writing contractors check after check for the first 60-90 days With no monthly payments on our Hard Money Fix & Flip Loans, we’ve opted out of being one more party extending its hand This let’s our borrower focus on the thing most

10

1

44

@flynn_bob

Bob Flynn

3 years

HARD MONEY MONDAY Want to make your first hard money loan? Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Previously on #HardMoneyMonday , I discussed Marketing for borrowers Today I’ll discuss Comping Loan Collateral 👇👇👇 1/14

7

9

40

@flynn_bob

Bob Flynn

1 year

@CaseyMericle 1) Offer them 19% of the equity with an option to purchase more or 2) have them make an unsecured loan to the partnership at the rate of the normal pref and give them warrants that they may convert to equity

1

0

43

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Today, I’ll discuss a niche private money loan product Imagine getting a mortgage for only a day or two? For the right borrower, it's a big benefit 👇👇 #hardmoneymonday 1/9

5

6

40

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders make high-interest-rate (8-12%) loans secured by real estate Last Friday my only non performing (in default) note paid off in full When a note goes nonperforming, it creates more work & more uncertainty But does it create more risk? 1/4

3

7

41

@flynn_bob

Bob Flynn

9 months

@Camp4 Big “why women outlive men” lesson here

1

1

42

@flynn_bob

Bob Flynn

2 years

@Cribdilla Never Split the Difference

2

0

41

@flynn_bob

Bob Flynn

11 months

When you're in the groove in real estate & you know you have an edge, in a niche, in a neighborhood in an asset class etc, go ALL IN until it stops working

5

1

40

@flynn_bob

Bob Flynn

2 years

@nickgerli1 How many months of inventory are there now vs July 2021? Absolute growth in inventory can be deceptive if coming off a very low base

1

1

39

@flynn_bob

Bob Flynn

5 months

Christmas Eve in San Diego is pretty pretty good Wishing all those that celebrate a Merry Christmas

Tweet media one

4

0

39

@flynn_bob

Bob Flynn

11 months

Sharing a W, finally had a chance to lend to a big producing agent/investor whose business I’ve been pursuing for some time Closed our first deal today and just got this message

Tweet media one

7

0

40

@flynn_bob

Bob Flynn

2 years

Inflation hurting LPs, as preferred returns (prefs) struck at positive real returns are now at negative real returns

8

3

39

@flynn_bob

Bob Flynn

1 year

@Kounkuey @LADOTofficial

Tweet media one

1

3

39

@flynn_bob

Bob Flynn

7 months

@constantraise @TrentBlair19 The consumer always spends money until 18 months after it runs out

1

4

39

@flynn_bob

Bob Flynn

2 years

Celebrating my daughter’s communion today. Wish everyone an amazing weekend!

Tweet media one

4

0

39

@flynn_bob

Bob Flynn

2 years

@drgurner @evanmr I actually discussed how I like this with a serious electrician about a year ago He looked at me dead serious and said “a screw should be turned until it’s ready to stop turning it.”

4

0

38

@flynn_bob

Bob Flynn

2 years

Just got off a call w/ a borrower who’s refinancing a loan we made (that matured yesterday) He’s freaking out but His insurance is in place He’s repositioned the house I tell him “In our business there are inevitable sleepless nights - this shouldn’t be one of them, we’re good”

0

0

37

@flynn_bob

Bob Flynn

2 years

Santa got me used copies of these banking & real estate books I’m excited to read them but it somehow doesn’t match getting the Ewok Village as a boy

Tweet media one

2

0

37

@flynn_bob

Bob Flynn

3 years

Conversation this morning Me: Son, what do you want for Christmas? Answer: an Apple Watch Me: I’m happy to get you the coolest watch around from when I was your age. Answer: Ok Me: Done

Tweet media one

5

1

36

@flynn_bob

Bob Flynn

2 years

Underrated type of Hard Money Borrower—the full time realtor, part time investor 🔸They know their market cold 🔸Understand the seriousness of borrowing 🔸Aren’t traditionally bankable 🔸Buy under-market It’s a perfect set up for win-win private money loans

7

3

35

@flynn_bob

Bob Flynn

2 years

That magic in the DMs

Tweet media one

5

0

36

@flynn_bob

Bob Flynn

2 years

HARD MONEY MONDAY Hard Money Lenders (HMLs) make high-interest-rate (8-12%) loans secured by real estate HMLs will tell you they’re Collateral based lenders but Capacity & Character matter too Here’s how Capacity & Character impact hard money lending #hardmoneymonday 1/11

1

4

34

@flynn_bob

Bob Flynn

2 years

The Volcker tightening cycle in the 80s left homebuilders, like fish out of water, gasping for air Many that didn’t immediately stop building faced bankruptcy I don’t see how it will be different this time

9

0

35

@flynn_bob

Bob Flynn

1 year

@AjOsborne1 It’s been my experience that plenty of anon accounts have good reason for it Over time, as I’ve become familiar with their thinking, ideas etc there have been many whose opinions I value

2

0

35